Marsh Harbour Inn

What Marsh Harbour Inn's governing documents say

Marsh Harbour Inn is a fractional-interest ownership project on Bald Head Island, NC — you buy a 1/143 undivided fee simple interest in the entire property, which gives you the right to use a specific unit (one of 11 rooms or suites) during four assigned one-week periods each year. This is not a standard HOA or condo; it's a time-share-like structure governed by the North Carolina Time Share Act. The rules bind all owners and their guests.

• What you own & how it works: You own a 1/143 undivided interest in the whole property (land and building) as a tenant-in-common, plus the right to use a specific unit during four Use Periods per year. Each Use Period is one week, Friday to Friday. The schedule rotates over a 13-year cycle so you get different weeks over time.
• Use periods & check-in/out: Check-in is after 4:00 p.m. Friday; check-out is by 10:00 a.m. the following Friday. If you have consecutive Use Periods, you may stay through the Sunday between them. Maintenance Periods (Use Period 03, and Use Period 53 in years with 53 weeks) are reserved for association work — no owner or guest may occupy the property then.
• Smoking & pets: The entire building (including all units and interior common areas) is smoke-free and pet-free. No smoking or pets are allowed anywhere in the building or on the property.
• Leasing & rentals: Owners may rent, lease, or exchange their Use Periods, subject to the declaration and any rules adopted by the board. Family members and guests may use the unit without a lease if the owner notifies the association in writing when the owner will not be present.
• Alterations & decorations: No owner or guest may affix anything to exterior or interior walls, doors, or windows, or alter, remodel, or replace any part of a unit, the building, common furnishings, or amenities. No exterior clotheslines or awnings are allowed without board approval.
• Transfer restrictions (right of first refusal): Before selling a fractional interest, the owner must first offer it to other owners and the Declarant, who have 15 days (18 if mailed) to accept. If multiple accept, the selling owner chooses, but other owners have priority over the Declarant. Gifts to family within two degrees of kinship are exempt.
• Assessments & fees: Each owner pays an annual Maintenance Fee set by the board, based on unit square footage and other factors. The fee covers repairs, insurance, utilities, taxes, management, and reserves. Special assessments may be levied by board vote. Unpaid fees accrue 18% annual interest and a $50 late charge, and become a lien on the fractional interest.
• Holdover penalties: If an owner or guest fails to vacate at the end of a Use Period, they are a Holdover and must pay a $250/day administrative fee (adjusted for CPI) plus all costs of alternate accommodations for the displaced next owner.

Plain-language summary generated from the governing documents on file for this community. It may be incomplete and is not legal advice — read the full documents below or consult the official recorded versions.